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HomeMy WebLinkAboutMin - PC - 1972.09.11THE CITY OF BURLINGAME PLANNING COMMISSION September 11, 1972 COMMISSIONERS PRESENT COMMISSIONERS ABSENT OTHERS PRESENT Cistulli None Jacobs Kindig Mink Norberg Sine Taylor CALL TO ORDER City Planner Swan City Attorney Karmel City Engineer Harr The monthly study meeting of the Burlingame Planning Commission was called to order on the above date at 8:00 p.m., Chairman Cistulli presiding. ROLL CALL All members of the commission were present. APPLICATIONS 1. SPECIAL PERMIT FOR A RECREATION VEHICLE DEALERSHIP IN AN M-1 DISTRICT AT ADRIAN COURT AND ADRIAN ROAD BY BAYWEST ASSOCIATES. Chairman Cistulli announced this application for study. City Planner Swan distributed a revised site plan and requested the two representatives of Baywest present, Mr. Carl Kirker and Mr. Wright, to explain it. He noted correspondence from Baywest under date of September 7 which commented on revisions in the plan and stated that a separate letter concerning the problem of chemical wastes would be submitted to City Engineer Marr on Friday, September 8. Mr. Carl Kirker explained revisions in the site plan. He stated the ultimate development for this project would be 130 recreational vehicles on site. He showed parking space for these plus parking spaces for employees and customers in front and customer parking for the service department. He noted figures obtained from larger facilities of this type in Denver and Los Angeles show a maximum of eight vehicles in the shop at any one time. The Baywest representative said that if the permit is granted, the firm will probably ask for a construction permit for a temporary building in the area on the north side of Adrian Court for temporary facilities while the south parcel was being fully developed. He thought this would be for about six months. He went on to say that the principal vehicle sold would be the 24' Winnebago model home. There are six different models, with small variations among these six. They will also sell trailers and campers. It is proposed to park the trailers, etc. north of Adrian Court and the motor homes south of Adrian Court. There was discussion of the different types of vehicles. Vehicles are not shipped by rail - 2 - but driven from the factory. There was also discussion of the outside communication system, which Mr. Kirker said would be handled by one central speaker. Objections were that this would create too much disturbance, and a chime system was suggested or individual walkie-talkies. There was also objection to a set of stairs with short risers on the plan. It was proposed to drive the vehicles up these to a display area, but Baywest was informed there would have to be a ramp instead. The City Planner commented that there was more than enough parking for this multi -purpose facility presently shown on the plans, but there was discussion of how a future building for either sales or display would relate to the parking situation. Shop facilities were discussed. It was stated that the motor and chassis work would be done at the Dodge dealership. With this exception, facilities for complete repair would be offered, including vehicle equipment such as refrigerators, air conditioning, stoves, propane system, etc. It was established that this facility would include both sales and rentals of recreation vehicles, as well as sale of used automobiles when taken in trade. Application has been made for a used car dealer- ship license, contingent upon Planning Commission approval of this application. The Baywest representative gave City Engineer Marr a letter for his consideration detailing their waste disposal problem. Baywest wishes a direct dump of waste products into the City's sewage system. City Engineer Marr commented on the city ordinance regarding septic tanks and requested toxicity samples. There will be further investigation of this problem and consultation with the City Engineer during the period prior to the public hearing. City Planner Swan reported that the sign shown on the plan shall meet the code regulation of 35' height in the M-1 district. Details must be submitted. He also noted that the temporary structure to be built on the northern parcel would require a special permit. Mr. Wright told him that Baywest has an established sign program with several different types. They will make a choice of the type of sign, conforming to code. Mr. Wright also discussed the future possibility of getting permission to cross the S.P. spur adjacent to the southern parcel, and negotiating to use part of the P.G.E. easement for more storage. Chairman Cistulli scheduled a public hearing for this application on September 25, 1972. The applicant was cautioned that elevation and floor plans must be presented at this meeting, as well as sign details; and that the Fire Department Inspector must report to the City on their propane tanks and storage facilities. 2. VARIANCE TO ALLOW A 6-UNIT APARTMENT IN AN R-2 DISTRICT AT 1105 CAPUCHINO AVENUE, BEING LOT 14, BLOCK 5, EASTON ADDITION BY LES ALEXANDER Plot plans were distributed and studied for this six -unit apartment. Mr. Les Alexander, in his comments on the plans, stated that there - 3 - will be four 2-bedroom two bath units, and two 2-bedroom one bath units, a total of 12 bedrooms, 10 baths. This will be a two story building with parking on the ground level, and either a balcony or a courtyard is supplied for every unit to give more open area. He stated this building meets all the requirements for an R-3 zone. He added that limiting it to five units would be economically infeasible. City Planner Swan commented he was already on record as recommending A parking spaces per unit. He spoke of a modification to off-street parking regulations proposed by the parking commission which would provide 1;j spaces for each unit with 2 bedrooms and one bath, and 2 spaces for units with two bathrooms irrespective of the number of bedrooms. He noted that the parking for Mr. Alexander's building .does conform to the present code. There were adverse comments on the building's elevations to the effect that they could be made more attractive. This application was scheduled for public hearing on September 25. 3. POSSI_BLE AMBIGUITY OF USES IN THE M-1 DISTRICT. REPO-DEPO, 1669 OID-BAYSHORE, RONALD A. ROSBERG City Planner Swan introduced this subject as applying to a sign application from REPO Depot. REPO: -Depot had applied to the Building Inspector for a permit for this identification pole type sign, and he had referred the application to the Planning Commission as being for an advertising structure. The City Planner told the Commission the matter was being brought to them as either an amendment to the special permit at that location or as an ambiguity of use. He went on to say that 1/3 to 1/2 of the sign was used for identification and the remaining portion would be used as a readerboard. Cyrus McMillan, attorney for Mr. Rosberg, showed the Commission a colored rendering of the proposed sign, and stated he did not agree with the City Planner; it is not necessary for the Planning Commission to hear this legal sign -application. He felt that the building inspector had erred in referring this to them. He commented that the area -on the sign which is readerboard would have no more square footage than the existing sandwich board sign. The sign would be 20' high, and the sign portion would be 13' wide by 8140 deep:. Mr. McMillan stressed this sign would be in accordance with the code. City Planner Swan emphasized that the previous special permit had been granted in accordance with plans. Since this sign was not on the plans, it constitutes a change in their use permit. Another way of looking at it is an ambiguity of use. There was some Commission discussion. Commissioner Cistulli wanted confirmation that the sign did conform to code, but Commissioner Kindig felt that if the sign application were heard as an amendment to the special permit, it would give the Commission a chance to correct some of the other areas in question. Commissioner Jacobs hoped that this last sign would eliminate all the other signs and placards at this establishment. Mr. Ronald Rosberg addressed the commission and spoke of $2 000 s nt in remodeling and on interior carpeting. He noted that he chid notes want the present sandwich board, but his store sets so far back from - 4 - the highway that a noticeable sign is necessary, especially since his business has improved -to the point that people are coming to him for supplies instead of their past sources in South San Francisco and Redwood City. He stated, "If we get approval we will take the sandwich board down and go along with any other stipulations." In response to Chairman'. Cistulli's question does the sign meet the code, the City Planner stated that more sign details must be provided in order to make this determination. The City Attorney was asked for his opinion and stated that this was apparently a pole sign with an eccentric arm which contained a reader - board. Probably the building inspector had in mind the part of the sign ordinance dealing with advertising structures, and he is authorized to refer such applications to the Planning commission. The City Attorney noted that the Planning Commission may be hearing both an ambiguity of use and a special permit for an advertising structure. This item was set for public hearing September 25, 1972. 4. POSSIBLE AMBIGUITY OF USES IN M-1 DISTRICT - TANFORAN DODGE, 1699 BAYSHORE HIGHWAY. The City Planner told the Commission that Tanforan Dodge had made application for a business license in order to store new automobiles outside at this location. Storage of merchandise is permitted in the M-1 district if it is inside. He pointed out that while this use could be considered similar to a car rental agency, outside storage of new vehicles could present several problems, one of which was security. He felt it was a use to be permitted only with a special permit, and requested clarification of Commission opinion on this point. There was Commission discussion. If customers entered the lot, it would be considered a retail lot. However, it was possible that customers who had already bought a car entered the lot only to pick out the color, etc. for their purchase. It was the consensus of opinion that the Commission should have control of this situation and should require a special permit. The City Planner agreed to so advise the applicant so that they could put this matter on the agenda for the forthcoming month. COMMUNICATIONS: 1.' Underground Utilities Coordinating Committee. Secretary Jacobs read a letter dated September 6, 1972 from City Manager Charles Schwa& requesting that a member of the Planning Commission be chosen to serve on this committee. Chairman Cistulli suggested Commissioner Thomas Sine, and Commissioner Sine agreed to serve. 2. Resolution. Secretary Jacobs read Resolution 61-72 adopted September 5, 1972 which provides for the removal of commissioners for non-attendance. Chairman Cistulli announced Commissioner Kindig would be excused for the next three meetings - two regular meetings and one study meeting - since he would be out of town. 3. Chris Hendrickson Report. The City Planner commented that this - 5 - report, "Comments on Planning Issues in Burlingame," mailed to Commissioners earlier, was entirely the work of Chris Hendrickson and he had not assisted in any way. Commissioners indicated very favorable reaction to Mr. Hendrickson's report. 4. Planning commission Letter to Chris Hendrickson. The City Planner announced he had prepared a letter of Commission apprecck tion to Planning Intern Hendrickson. This was individually signed by members of the Commission. Mr. Hendrickson's report and a copy of the Commission letter will be transmitted to the City Council. Miscellaneous: League of California Cities Conference. Date for this conference is October 14 - 18. Commissioner Sine indicated he would attend. Chairman Cistulli and Commissioner Taylor may attend. CATV: The City Planner reported that Commissioner Mink will be attending this conference in Los Angeles on September 28 and that he will be serving as :representative of both the School Board and of the Planning Commission. The City Planner indicated that part of Commissioner Mink's expenses could be defrayed from the Planning Commission budget. Extension Courses: The City Planner distributed literature relative to extension courses being offered by various universities for the i planning field. He also reportedto the Commission on a research project conducted in Marin County which he attended. This was termed "Environmental Simulation" and tested the reaction of people to their environment in terms of different types of visual stimuli. The City Planner had obtained copies of one test which he distributed to Commissioners for their opinions. Secretary Malcolm Jacobs was excused at 9:35 to take care of personal business. John Devine Resubdivision. It was noticed that Mr. Devine was in the audience and he was asked if he wished to address the Commission. He replied it was his understanding that his resubdivision inap was to be signed tonight. There was discussion, and it was determined from the Commission minutes that this map would be accepted by the Commission only after certain conditions were met - one of which was the removal of part of the building on one lot. Mr. Devine was so informed. He then stated the conditions would be carried out before he expected the map to be signed. R-2A District Regulations. The City Planner introduced this subject for discussion, using as a basis his second draft of the R-2A District regulations. He spoke of this draft as an abstract with the goal of creating another zoning district and establishing policy and guidelines. Since the regulations require a lot area of not less than 9,000 square feet, he gave an illustration of what could be done with two 45' adjoining lots for investment purposes. This combination would accommo- date four dwelling units. He commented that R-2A regulations could be used as design guidelines for a variance without reclassification. The City Planner stated that R-2A would be consistent with the medium density of the General Plan, which permits 20 units per net acre. R-2A would permit 19 units per net acre. He went on to say that this could be a guide to a modest type of private redevelopment, such as townhouses. He commented that these regulations are fairly tight, with 50% lot coverage and a double enclosed garage for each unit. There was discussion about the large amount of garage coverage, and the comment was made that the dwelling units would have to be upstairs over the garages and not all people can use this type of house. Suggestions were made that 55% or 60% coverage be allowed, or that there be a full basement with underground parking. There was also the comment that there will be mass transit in the future, and this might obviatethe need for so much parking. The City Planner suggested an alternate coverage of 60% on corner lots. Commissioner Sine thought 60% on the corner lot was good but he would rather see other lots go to 55%, since the cost of land is prohibitive. Chairman Cistulli thought the regulations too restrictive, and with the shortage of available land it would be strictly spot zoning. Commissioner Kindig favored proposal of the resolution with subsequent changes as desired. Commissioner Mink also favored proposal. The City Planner commented that this was the fourth time this regulation had been presented to the Planning Commission for consider- ation, and the time spent doing professional planning should receive support in the way of a decision. There was..much further discussion, particularly with regard to using these R-2A regulations as a guideline and not as a specific zone. It was the consensus of opinion that these regulations should be passed on by the Commission and presented to the City Council for its opinion with regard to ordinance change. It was agreed the City Planner would redraft Item 4, which has to do with lot coverage, so that the proposed regulations could be considered at the public meeting of September 25. Site Plan and Architectural Review. There was much discussion pro and con on the feasibility of an architectural review board. Some of the ideas expressed were: that there would be too many different view- points, particularly on aesthetics, for agreement; that single family residences should be excluded from its jurisdiction; that it would be a deterrent to bad design. However, it was agreed that this item should be set for public hearing two months hence when the full commission would be present. it was suggested that the Planning Commission hold a joint meeting with the City Council on this subject, and the City Attorney verified that this would present no problem. The City Planner showed the Commission plans of a highrise building on the waterfront which is outside the jurisdiction of B.C.D.C. It is under active review to determine conformance with all City codes, but may be most objectionable because of difficulty in providing adequate fire protection. He commented an architectural review system would be of value in this instance, and suggested that prior to the issuance of a building permit there could be a stipulation that a special permit be obtained. - 7 - There was a discussion of -the valet parking at the Fisherman Restaurant. It was reported that there are cars parked blocking the City easement, and it was suggested that this be brought up for rehearing. The City Attorney made the comment that since this easement is for entrance of City emergency vehicles, sending a police car to drive through the easement might cause the restaurant managers to make other arrangements for their parking. ADJOURNMENT: The meeting adjourned at 11:15 P.M. Respectfully,submitted, Malcolm M. Jacobs Secretary